Here's how much Dallas homeowners will spend to boost curb appeal this year

Curb Your Enthusiasm

Photo courtesy of Lake Highlands Home Tour

Sure, you shouldn't judge a book by its cover, but that doesn't apply to a vast number of million-dollar homes in this city. It's probably safe to say that many locals (or tourists) have been guilty of window shopping Dallas' most gorgeous houses while cruising around town.

Experts from home services website Thumbtack have confirmed Dallas-Fort Worth's incredible curb appeal and ranked the city No. 5 in a recent study that surveyed homeowners around the country.

Thumbtack partnered with Nextdoor to ask more than 1,000 homeowners to set tangible values to curb appeal: both how much they care, and what kind of exterior home improvements have the most influence. It also ranked cities on how much they spend.

The study found that Dallas-Fort Worth residents will spend up to $4,592 on many "small curb appeal investments" – such as replacing the front door, installing outdoor lighting, pressure washing the driveway, or painting their fence.

But if a homeowner really wants their property to stand out, major projects like installing solar panels or maintaining a perfectly manicured front yard are surefire ways to catch people's attention and admiration. So much so, that 82 percent of survey-takers said investing in landscaping is a substantial improvement, and 73 percent believe a well-kept lawn dramatically improves curb appeal.

"At its core, curb appeal is a homeowner’s first presentation of themself to the neighborhood," the report said. "An individual home’s curb appeal impacts the whole neighborhood — and, as a result, can build relationships or even create tensions on the block."

Costs, of course, are driven up with the scale of the projects. Cost estimates for garage door or gutter replacements can ring up at $1,310, with Metroplex homeowners budgeting up to $12,615 for their "medium-sized" home improvement projects.

The study designates some projects as "large curb appeal investments": things like painting the entire exterior of a house, replacing property fencing, or installing a sprinkler system. Estimates for multiple large-scale projects can cost up to $24,000 in Dallas-Fort Worth.

Nextdoor's Head of Revenue, Heidi Andersen, said in the report that a home's curb appeal can show the owner's "deep investment" in their neighborhood, and can improve their fellow neighbors' pride within the local community.

"For many neighbors, the neighborhood is a gathering place, a central hub, and most importantly, a place they come to for genuine connections, support, and shared experiences among its residents," said Andersen. "Every day, neighbors everywhere are transforming houses into homes, and streets into welcoming avenues for their communities."

Austin also made it into the top five by ranking as the U.S. city with the 2nd best curb appeal behind frontrunner Atlanta, Georgia.

The top 10 metros with the best curb appeal are:

No. 1 – Atlanta, Georgia
No. 2 – Austin, Texas
No. 3 – Charlotte, North Carolina
No. 4 – Washington, D.C.
No. 5 – Dallas-Fort Worth, Texas
No. 6 – Baltimore, Maryland
No. 7 – Seattle, Washington
No. 8 – Orlando, Florida
No. 9 – Tampa, Florida
No. 10 – Raleigh-Durham, North Carolina

The full report can be found on thumbtack.com.

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Dallas nails ranking as No. 1 U.S. market for new built-to-rent homes in 2022

THE RISE OF THE RENTAL

With the increasing demand for housing and rising popularity of constructing homes for rent, Dallas has topped the charts as the metro area with the highest number of single-family rentals built for all of 2022.

Nearly 2,800 build-to-rent homes were completed in Dallas in 2022, which is a 10-year high, according to a new study by RentCafe.

The study also found the number of rental homes skyrocketed five times higher last year than in 2021, when only 500 rentals were completed and Dallas ranked No. 3 in the nation.

The study analyzed build-to-rent data from RentCafe's sister site, Yardi Matrix, for communities that had at least 50 single-family rental units.

Phoenix (which outpaced Dallas last year) ranked No. 2 in the latest findings with only 1,527 units completed last year. After Phoenix, single-family rentals in other American metro areas only went into the triple digits, with Atlanta, Georgia (No. 3) at 808, Greenville, South Carolina (No. 4) at 584, and Charlotte, North Carolina rounding out the top five with 475 units completed.

Dallas also had the second highest number of single-family rentals completed in the country within the last five years, totaling 3,955 units. The city ranked higher than every other Texas metro area. Phoenix took the No. 1 spot with over 6,000 build-to-rent homes completed in the same time period.

Other Texas metros that appeared in the top 10 with the highest number of build-to-rent units between 2018 to 2022 include Houston (No. 4), Austin (No. 7), and San Antonio (No. 8).

The study's findings support a growing demand for flexibility among renters who may not want the high cost and maintenance associated with home ownership, RentCafe says.

“More and more people are deciding they want the best of both worlds: the flexible lifestyle of the renter, with no maintenance commitments and costs, and the comfort and privacy offered by living in a house,” the study’s author wrote. “In this case, build-to-rent homes check all of the boxes, while high home prices and rising interest rates make them even more appealing.”

The number of single-family rentals is expected to continue rising dramatically in 2023. Currently, 4,350 units are under construction in Dallas, second only to Phoenix (again) which has nearly 5,500 units underway.

Overall, there are 44,700 build-to-rent homes being built this year throughout the nation; three times more than the number of completed homes in all of 2022, the study says.

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Nordstrom bestows 2 new discount stores upon Dallas-Fort Worth

Shopping News

Dallas-Fort Worth bargain shoppers have two new stores to put on their list: Nordstrom Rack, the discount sibling of Nordstrom, is opening two locations in the DFW area, both in early- to mid-October.

October 5: Denton Crossing, at 1800 South Loop 288 in Denton
October 19: The Village at Allen, at 170 E. Stacy Rd. in Allen

Nordstrom Rack offers up to 70 percent off on-trend apparel, accessories, beauty, home, and shoes from many of the top brands sold at Nordstrom stores, such as Levi’s, Madewell, Topshop, Dr. Martens, On Running, New Balance, and Sam Edelman. It's also the largest source of new customers for Nordstrom.

The Denton store will encompass 25,000 square feet. Denton Crossing is a popular shopping center just off I-35 that is also home to Best Buy, Total Wine & More, Ulta Beauty, Old Navy, T.J. Maxx, Kroger, and HomeGoods. The center is owned and managed by Kite Realty Group Trust.

"We are thrilled to welcome Nordstrom Rack to Denton Crossing," says Kite VP Jason Kasal. "Nordstrom Rack's high-quality offerings and welcoming format will be an excellent addition to the compelling shopper experience and diverse merchandising mix offered at Denton Crossing."

The Allen store is slightly larger at 29,000 square feet, in the former Hemispheres space, where it will join a roster of stores that includes Target, Best Buy, PetSmart, Homegoods, and the similar Macy's Backstage.

These new locations bring the total number of Nordstrom Rack stores in Texas to 20; the company also has eight Nordstrom stores in Texas.

Storied steakhouse in Rockwall to re-open following reverential redo

Steak News

An old-school steakhouse is getting a revival: Culpepper Cattle Co., formerly known as Culpepper Steakhouse, will open in Rockwall at 309 I-30 Frontage Rd. and soon: September 29.

According to a release, this will be the restaurant's third iteration, executed by UNCO (HG Sply Co., Leela’s Wine Bar) as a passion project from UNCO co-CEO Elias Pope, who ate there when he was young and says he couldn’t bear to see it close.

The original Culpepper Steakhouse opened by Michael “Dobber” Stephenson in 1982, and was purchased a decade later by Bob L. Clements who managed it for the next 30 years.

"Culpepper Cattle Co. will still have the essence of what was already magical about the place - the airplane embedded in the wall, the museum-style animals, the river rock lodge inspired fireplaces and columns throughout," says Pope in a statement. "It’s more than just a restaurant; this place is a tribute to timeless memories, authentic flavors, and the true spirit of Texas."

The menu by consulting chef Danyele McPherson will have Tex-Mex, prime steaks, and home cooking including Fried Green Tomatoes, Crab Stack with tortilla chips, and Nachos with choices of bean & cheese, chicken or steak.

Steaks include sirloin, ribeye, and a petit filet with fried lobster and mashed potatoes. Oher entrees include BBQ chicken, Cajun fried shrimp tacos, and chicken with jalapeño-cheddar sausage and mashed potatoes.

The bar will feature margaritas in many options such as the signature Muchacho Grande with Arette blanco, cointreau, citrus, and orange juice. There'll also be martinis and hurricanes, and a locker program with special perks.

Decor includes amber chandeliers, white stucco walls, authentic Mexican blankets, and 12 “marker plaques” around the restaurant to give people a chance to explore like they’re at a museum.

The 11,000-square-foot dining room seats 420 while a 20,000-square-foot patio seats another 450. Three bars include “The Beatle Bar” with a circular bar said to have originated from The Beatles’ local Cavern Club in Liverpool.

They'll be open for dinner Monday-Friday and brunch, lunch, and dinner on Saturdays and Sundays.

A Bennigan's-inspired list of all the Monte Cristo sandwiches in Dallas

Sandwich News

In the world of sandwiches, the name Bennigan's brings to mind one thing: their world-famous Monte Cristo. Many fans were thusly elated back in February 2023, when the chain revealed that the sandwiches could be ordered through its Bennigan's On The Fly ghost kitchen concept.

The sandwich — featuring wheat bread layered with ham, turkey, Swiss & American cheeses, battered and fried, and served with a side of preserves (most often raspberry but often lingonberry) — boasts a collision of sweet, savory, and cheesy that seems to satisfy a craving shared by many.

But Bennigan's is not the only Monte Cristo in town. There are all sorts of Bennigan's knockoffs as well as Monte Cristos that have become classics in their own right. Whether it's the influence of Bennigan's or not, the Monte Cristo is kind of having a moment. The State Fair even has one for 2023.

Here’s a comprehensive list of other places to get a Monte Cristo in DFW. Note: This list does not include any of the various Croque Monsieurs and Croque Madames found around town at places like Toulouse, La Madeleine, Mixtitos and more.

BoomerJack's Monte Cristo - said by many to be the closest to Bennigan's.BoomerJack's

BoomerJack’s Bar and Grill: Monte Cristo sandwich, $13
Sports bar chain with 17 locations across Dallas-Fort Worth, with wings, burgers, drink deals, and wall-to-wall TVs.

This Monte Cristo is said by many to be strikingly similar to the Bennigan’s classic: Deep fried with Swiss and American cheese, it's served on Wheatberry bread (a nutty, chewy, slightly sweet whole grain bread), with powdered sugar and preserves. It's a valiant effort to recreate the Bennigan’s classic, but sticklers should note that they quarter their sandwich, instead of halving it like Bennigan’s.

Armoury D.E.: Benny Houdini, $15
Low-lit exposed-brick Deep Ellum bar serves craft cocktails, Hungarian goulash, traditional Hungarian fried flatbread, and fried meatballs.

Chef spin on the Monte Cristo has house-smoked turkey, ham, Swiss and cheddar cheese, but also Hungarian bacon, which is pork fat that has either been salt or smoke-preserved (Armoury’s is smoked). The whole thing is fried in funnel cake batter and served with lingonberry sauce for a sweet and highly comforting sandwich. Perhaps the best part is that the kitchen is open until 1:45 am every day – night owls rejoice!

Crafty irishman Monte Cristo Monte Cristo sandwich at Crafty Irishman.Crafty Irishman

Crafty Irishman Public House: Monte Cristo sandwich, $17
Downtown Dallas pub owned by a Dublin native features Irish whiskeys, scotch, and bourbon, plus burgers, wings, and Irish classics: Scotch eggs, Irish bread pudding, and a traditional Irish breakfast with bangers and black & white pudding.

Unsurprisingly, you'll find some Irish touches on this Monte Cristo: There's smoked turkey, ham, Wexford cheddar, and Swiss, on sourdough bread. It's dipped in beer-batter, giving the outer shell an extra-satisfying texture and golden-brown hue. Dusted with powdered sugar, with raspberry preserves. Pair with a nice Guinness for the ultimate experience.

Note: The same basic sandwich is served at Crafty Irishman's siblings: Cannon’s Corner Irish Pub in Oak Cliff, or the new Patrick Kennedy's Irish Pub downtown, or The Playwright Irish Pub in Dallas' Arts district where it's only $12.50.

The Biscuit Bar: Monte Cristo, $8.80
Fast casual DFW chain serving – you guessed it – biscuits has six DFW locations from Deep Ellum to Fort Worth, with biscuit sandwiches, tater tots, salads, and cocktails. Two locations (Deep Ellum and Arlington) serve coffee from DFW chain Ascension Coffee.

At $8.80, TBB’s Monte Cristo is a bargain and is also the sweetest on the list. You’ll find the usual smoked turkey + ham + Monterey jack cheese, but done biscuit-style, with their twist of French toast: biscuit halves dunked and pan fried in vanilla custard. Served with strawberry preserves, some liken this sandwich to the Bennigan’s classic, while others conclude that it’s just too sweet.

Ida Claire Monte Cristo definitely has the drippy cheese factor covered.Ida Claire

Ida Claire: Monte Cristo, $15.50
Part of the FB Society restaurant group, Ida Claire specializes in Southern dishes like shrimp & grits and fried green tomatoes.

Ida Claire’s Monte Cristo is one of the more savory options and does some surprising variations on the classic recipe. Southern country ham and peppered bacon with aged white cheddar are served on thick brioche French toast, and grilled, not deep fried. While still dusted with powdered sugar, the house-made apple jam is more peppery and savory than the typical berry preserves.

Vickery Cafe: Breakfast Monte Cristo, $13
Retro-style diner near TCU in Fort Worth serves morning staples like Texas-shaped Belgian waffles and a five-meat omelet. Make sure you come hungry (or at least hungover).

Similar to Ida Claire, this Monte Cristo comes on brioche French toast and swaps out the more common turkey for bacon. Ham, Swiss cheese, and fried eggs finish it off and it’s topped with powdered sugar and cut into quarters. It’s served with chipotle raspberry jam for an extra kick, and includes one side, which most popularly seems to be hashbrowns – what a dream!

Cheddar's Monte Cristo: almost as tall as it is wide.Cheddar's

Cheddar's Scratch Kitchen: Monte Cristo, $15.95
Irving-based chain with more than 90 locations including seven in the DFW area is noted for homey dishes like chicken pot pie.

The Monte Cristo served by Cheddar's is a love-it-or-hate-it deal with fans and detractors debating its merits. It's a strange bird, distinctive for its bulky shape, with its smoked ham, turkey, and two cheeses stacked high but not wide. They promise it's "hand-battered," then deep-fried, served with the standard raspberry preserves and powdered sugar.

Vida Cafe Monte Cristo Vida Cafe's vegan version of a Monte Cristo sandwich.Vida Cafe

Vida Cafe: Monte Cristo Panini, $15
Vegan Italian spinoff of Belenty’s Love Mexican Vegan Restaurant features pastas, minestrone, and Italian staples, plus baked goods and brunch.

Fort Worth restaurant does a vegan rendition of the Monte Cristo with vegan ham they say they make themselves, and vegan cheese similar to the Chao label; they won't say what brand name they're using but it has the same melty consistency as Chao. It's served on French toast, stacked tall at three slices, and has a touch of heat. Powdered sugar and agave syrup.

State Fair of Texas Monte Cristo State Fair of Texas is getting in on the Monte Cristo action.SFOT

State Fair of Texas: Fried Monte Qristo
In recent years, the annual State Fair of Texas has transformed its food program into a moderately trendy event and right on cue, it'll make its 2023 debut on September 29 with a Monte Cristo as one of its 40-plus new options.

Their Texas BBQ spin on the sandwich is served up by Ferris Wheelers Backyard & BBQ and comes layered with brisket, American cheese, smoked turkey, and Swiss, fried, powdered sugar, and raspberry chipotle BBQ sauce.

Ol' South Pancake House: Big Tex Cristo $9.99
Beloved Fort Worth restaurant with diner food and low prices is a favorite for all walks of life.

Speaking of the State Fair, that's the inspiration for Ol' South's entry into the Monte Cristo field. Called the Big Tex Cristo (and hats off to them since the SFOT is quite litigious about its various trademarks), it's a triple decker sandwich with turkey, Swiss, American, and mayo, and their special touch: Dipped in their buttermilk batter, for a springy, pancakey outer shell. Powdered sugar and lingonberry preserves.

Snooze an A.M. Eatery: Monte Cristo Brioche Toast $15.25
Buzzy, boozy breakfast-and-brunch chain from Denver with six locations in the DFW area.

Just announced for fall '23 is Snooze's Monte Cristo Brioche Toast: like a deconstructed version featuring French toast dipped brioche smeared with raspberry pepper jam, with Havarti and Gruyere cheeses, shaved ham, sunny-side egg, prosciutto, with a side of raspberry pepper jam and a salad. On this list because it's trendy.

Seven Mile Cafe: Monte Cristo sandwich $18.50
Small locally owned funky-upscale chain from Denton specializes in bodacious breakfast and brunch, and is a particular favorite among vegetarians and vegans.

Seven Mile recently added a Monte Cristo to the menu, and it's a creative and decadent rendition. Brioche bread gets stuffed with Canadian bacon, turkey, and smoked Gouda cheese; then dipped in their French toast batter, fried, a dust of powdered sugar. They serve it with blackberry coulis, vanilla Anglaise, and a fruit cup.

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